Phillips Edison & Co Inc (PECO) fair value: what the stock is really worth
As of Nov 6, 2026: fair value (intrinsic value) of Phillips Edison & Co Inc stock $51.09, price $40.56, upside +26.0%, quality 60 out of 100. Rating: undervalued. Calculated from audited financials with 16 of our 26 valuation models and 37 quality factors, updated daily.
69 individual criteria per stock, every one traceableSee the method →
Price vs Fair Value
White line = price, green steps = our fair value per fiscal year. As of Nov 8, 2026.
How to read this chart
60‑month range $23.75 – $43.63 · fair‑value band $22.64 – $135.69 · the $40.56 price screens below the $51.09 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). 1 fiscal year is left out: there the valuation rested on only a fraction of the usual models. As of Nov 8, 2026.
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Phillips Edison & Company, Inc. (PECO) is one of the nation's largest owners and operators of high-quality, grocery-anchored neighborhood shopping centers. PECO has generated strong results through its vertically integrated operating platform and national footprint of well-occupied shopping centers.
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PECO's centers feature a mix of national and regional retailers providing necessity-based goods and services in fundamentally strong markets throughout the United States. PECO's top grocery anchors include Kroger, Publix, Albertsons and Ahold Delhaize.
As of March 31, 2026, PECO managed 326 shopping centers, including 299 wholly owned centers comprising 33.7 million square feet across 31 states and 27 shopping centers owned in three institutional joint ventures.
PECO is focused on creating great omni-channel, grocery-anchored shopping experiences and improving communities, one neighborhood shopping center at a time.
PECO uses, and intends to continue to use, its Investors website, which can be found at https://investors.phillipsedison.com, as a means of disclosing material nonpublic information and for complying with its disclosure obligations under Regulation FD. Phillips Edison & Company, Inc. was incorporated in 1991 and is based in Cincinnati, Ohio.
Stock analysis
Phillips Edison & Co Inc (PECO) currently trades at $40.56, while our model-based Fair Value estimate is $51.09, implying the stock looks roughly 21% undervalued today.
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Valuation
Bull case: the DCF Models group reads highest at a median of $51.09 per share, and 5 of the 16 models we run sit above the $40.56 price.
Bear case: the Asset-Based group reads lowest at $11.72, and 11 of the 16 models stay below the price. Data coverage for this calculation is high.
Scenario range: $22.64 (bear) to $135.69 (bull), the price of $40.56 sits inside it. Bear and bull are the same models on cautious and optimistic assumptions, a range, not a price target.
Quality & growth
The Quality Score stands at 60/100 (solid quality), in the Real Estate sector.
Mixed Growth: Revenue is growing, but margins or cash flow do not fully confirm the trend.
Phillips Edison & Co Inc reported revenue of $732M in FY2025 versus $533M in FY2021, a compound +8.3%/yr. Reported net income was $111M in FY2025, compounding +64.7%/yr from FY2021. FY2021 was a trough year, so the rate overstates the trend.
Key figures
Market cap $5.1B Mid · P/E ratio 26.7 · P/S ratio 6.66 · EPS (TTM) $1.43 · Dividend yield 0.8% · Net margin 23.9% · Return on equity 7.6% · Return on assets (EBIT) 7.0% (5-year average).
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 56 out of 100 (medium confidence).
What moves the price
The share trades about 7% below its 52-week high and 22% above its 52-week low, currently above its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at −30% fair-value upside, at 26%, PECO screens cheaper than that median.
Fair Value models
Bear$22.64Fair Value $51.09Bull$135.69
Price $40.56 · Upside +26.0%
Model ⓘEach model values the company its own way (discounted cash flow, earnings, assets, dividends). The fair value above starts from their evidence-weighted blend, not from a single model. In cyclical trough or peak years, after dilution or a stock split it is adjusted afterwards, so it can sit above or below the models. Based on fiscal year 2025 figures (about 10 months old). Earnings retained since then ($0.9445 per share) are deliberately not added.Bear ⓘBear = the cautious scenario: the same model computed with conservative anchors (lower growth, margins and valuation multiples). Together with Bull it frames a plausible valuation range, not a price target.BaseBull ⓘBull = the optimistic scenario: the same model computed with favourable anchors (higher growth, margins and valuation multiples). Together with Bear it frames a plausible valuation range, not a price target. If a model's bull case is above four times its base value, the table shows that limit with a > sign (like the overall Bull above): beyond it no assumption holds.Coverage ⓘCoverage = how well-backed THIS model's estimate is for this stock (0–100): how complete and reliable its input data are, and how well the model fits the company. The final Fair Value is an evidence-weighted blend, so better-evidenced models count more. Green ≥70, amber 50–69, grey below 50.
In the last 6 months, no officer or director bought or sold shares on the open market.
Plus 7 other filings such as grants, option exercises or tax withholding. They are not market purchases or sales.
Sales are often planned (taxes, diversification, 10b5-1 plans). Purchases with their own money are seen as the stronger sign. For information only: not part of the quality score or Fair Value.
Growth Quality ⓘGrowth is valuable only when reinvestment earns attractive returns (Aswath Damodaran): sustainable growth depends on return on capital, reinvestment and efficiency. Basis: total company revenue over the periods shown on the cards (3Y/5Y/all years), not per share, so a merger can show up as a growth jump; per-share earnings growth is in the value-creation card.66/100
Revenue is growing, but margins or cash flow do not fully confirm the trend.
Revenue growth 1 year
+10.7%
Revenue growth 3 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+8.4%
Revenue growth 5 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+8.0%
Start year 2020 (pandemic). Over 10 years: +11.7% a year
Revenue growth 13 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+33.2%
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What shareholders gained per year (last 5 years) ⓘWhat the business itself delivers per year: earnings growth per share plus the dividend yield. This is what you get IF the market keeps valuing the stock the same way: it contains no assumption about the market changing its mind. Computed per share, so buybacks count and a merger does not pass as growth. For a company that pays no dividend it is pure earnings growth per share. Period: earnings growth per share as CAGR over the last 5 reported fiscal years (annual statements), plus the current dividend yield. The start value is the median of the three years around the start, so a single crisis year (a pandemic or a write-down) does not distort the rate. Basis: adjusted.
+69.0%
Earnings growth per share plus dividend.
Earnings per share, growth per year+68.2%
Dividend (yield on the price)0.8%
Pace: 5 vs 10 years ⓘTwo data points, not a trend model: earnings growth per share over the last 5 fiscal years against the last 10. Labelled "steady" when both rates are within 3 percentage points of each other, otherwise picking up or flattening. Shown only when ten years of history exist.base effect: 56.2% / 16.2%
Profit margin 2020 to 2025 ⓘOperating margin then vs now, from reported annual statements. A falling margin after a boom year is the classic peak-earnings signal: the growth rate then leans on an inflated base.61% → 27%
Pace: the 5-year rate starts in 2020 (pandemic)
Growth Forecast
A lot of optimism in the price
The price assumes more growth than the company has delivered so far and more than analysts expect.
What the price assumes ⓘThis turns our valuation around: instead of asking what the share is worth, it asks what growth the current price requires. It uses the cash the company keeps after all spending (free cash flow), the same discount rate as our models, five years of growth, then slowing evenly to 2 % a year by year ten. Compared with the analysts' sales forecasts extended to the same five years (at least three analysts, for context only, it does not enter the Fair Value): within 3 percentage points counts as "in line" (amber), below that little optimism (green), above that a lot of optimism (red).
+16.6%
Yearly growth needed for the next five years to justify today's price.
What forecasts expect ⓘAnalysts publish sales forecasts for the next two fiscal years. For the years after that, growth slows evenly to 2 % a year by year ten (2 % is the long-run rate our models use). Projected years are marked as such.
+5.3%
Yearly sales growth analysts expect, extended to five years.
After inflation (USA: IMF forecast 2.4% a year to 2030, 3.1% from 2016 to 2025) that is about +13.9% a year for the price and +2.8% for the forecasts.
News mood ⓘNews mood, the average tone of recent news (81 articles), rated against how stocks are usually covered. 🚀 Hype = unusually upbeat · 🙂 Positive = above average · 😐 Neutral = typical · 🙁 Negative = below average · 😨 Very negative = unusually downbeat. It reflects the tone of coverage, not our valuation.Hype
Recent news coverage is unusually upbeat, far more positive than stocks are typically covered.
AI conclusion: The REIT benefits from joint venture structures that facilitate asset rotation and ongoing management fees, yet suffers from inherently low returns on equity and thin margins with limited moat evidence.
Main risk: Higher interest costs in the current rate environment threaten to squeeze already thin margins and limit the effectiveness of property recycling for this retail REIT.
Phillips Edison is expanding its joint venture with Northwestern Mutual by contributing stabilized grocery-anchored centers while retaining a minority stake and management fees. The structure funds higher 2026 acquisition targets and property recycling without changing earnings guidance. Does this approach unlock more value through disciplined capital rotation, or does the smaller ongoing ownership cap the benefits from proven assets?
Compare Phillips Edison & Co Inc with another stock
Price, fair value, quality and upside side by side.
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Peer GroupⓘHow this stock ranks against its industry: the green marker is this stock, the band is the typical 25–75% peer range, and the tick is the median.REIT - Retail · 88 stocks
Beats the industry median on 3/14 measures
Overall it trails its industry peers.
Valuation
Quality Score60 · Above median
Fair Value upside+26.0% · Top 25%
Profitability
Return on equity (12 months)7.6% · Below median
Return on assets2.1% · Bottom 25%
Net margin (12 months)23.9% · Below median
Operating margin (12 months)29.9% · Bottom 25%
Growth and dividend
Revenue growth (quarter YoY)5.7% · Above median
Dividend yield (12 months)0.8% · Bottom 25%
Balance sheet
Debt / equity1.00× · Highest 25%
Valuation Multiplesvs REIT - Retail median · lower = cheaper
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Cite: Fair Value Calculator (2026). "Phillips Edison & Co Inc Fair Value". https://www.fairvalue-calculator.com/stock/PECO
Frequently asked questions
Is Phillips Edison & Co Inc (PECO) overvalued or undervalued?
As of Nov 8, 2026, our model estimates a fair value of $51.09 versus a price of $40.56, about +26% upside (undervalued).
What is the fair value of PECO?
Our model-based fair value for Phillips Edison & Co Inc is $51.09 (as of Nov 8, 2026), built from audited fundamentals. The current price: $40.56.
What is the quality score of PECO?
Phillips Edison & Co Inc has a Quality Score of 60/100. It measures business quality (profitability, growth, cash flow, balance-sheet strength, investment discipline, share issuance). Market factors such as price momentum and volatility do not enter the number; they are shown separately in the detail view.
What is the price target for Phillips Edison & Co Inc (PECO)?
Our model-based price target is the fair value of $51.09 (as of Nov 8, 2026) from 16 valuation models. Cautious scenario $22.64, optimistic scenario $135.69. It is a calculation from audited fundamentals, not an analyst target.
What is the Phillips Edison & Co Inc stock forecast for 2026?
Our models put fair value at $51.09, about +26% upside versus a price of $40.56 (undervalued). Cautious scenario $22.64, optimistic scenario $135.69. The calculation is refreshed regularly with new filings.
What is the revenue of Phillips Edison & Co Inc (PECO)?
Phillips Edison & Co Inc reported trailing-twelve-month revenue of about $761M (latest available figure, as of Nov 8, 2026).
Does Phillips Edison & Co Inc pay a dividend?
Phillips Edison & Co Inc currently shows a dividend yield of 0.80% relative to its recent price (as of Nov 8, 2026).
How much is the dividend of Phillips Edison & Co Inc (PECO) and when is the ex-dividend date?
Phillips Edison & Co Inc pays a dividend of $0.325 per share a year, a dividend yield of 0.8%. The last ex-dividend date was Sep 15, 2026. A dividend has been paid every year since at least 2021. The payout ratio is 20.4% of earnings (on adjusted earnings, reported 22.7%). Free cash flow covers the dividend 5.07 times. Our assessment: Well covered. A low payout and the dividend is fully funded by free cash flow, a comfortable, sustainable dividend.
What growth is priced into Phillips Edison & Co Inc (PECO)?
For today's price to be fair in a discounted-cash-flow model, Phillips Edison & Co Inc would have to grow free cash flow by +16.6 % per year for five years (discount rate 8.6 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +8.0 % per year. As of Nov 8, 2026.
What discount rate (WACC) does the fair value of PECO use?
Our models discount Phillips Edison & Co Inc at 8.6 %: a base by market capitalisation (mid), damped by beta 0.52, country premium for USA. The same rate applies in all 26 models.
What is a reverse DCF?
A reverse DCF turns the usual calculation around. Instead of deriving a value from assumptions, it takes today's price as given and asks: what free-cash-flow growth would a company have to deliver for exactly this price to be fair? The result is not a forecast but the expectation already priced in. For Phillips Edison & Co Inc that is +16.6 % per year for five years, then slowing evenly to 2 % by year ten, using the same discount rate (8.6 %) and the same formula as our fair value.
How much growth has Phillips Edison & Co Inc (PECO) delivered so far?
Over the past 5 years revenue at Phillips Edison & Co Inc grew +8.0 % a year. The price currently implies free-cash-flow growth of +16.6 % per year. Comparing the two shows how much confidence is in the price: if it demands more than has been delivered, the business has to accelerate for the maths to work.
How fast is the sector of Phillips Edison & Co Inc (PECO) growing?
The median revenue growth in the sector is +2.7 % a year. That is the yardstick for the growth priced into Phillips Edison & Co Inc (+16.6 % per year): it shows whether the expectation is within the usual range or beyond it.
What is the free cash flow yield of Phillips Edison & Co Inc (PECO)?
The free-cash-flow yield on the price is 4.18 %: that much free cash flow Phillips Edison & Co Inc produces per unit of market value. When it exceeds the discount rate of our models (8.6 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of Phillips Edison & Co Inc (PECO)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Phillips Edison & Co Inc it is $51.09 per share (as of Nov 8, 2026), against a price of $40.56. It is the blended result of 16 valuation models in 6 families (DCF Models, Dividend Discount, Multiples, Asset-Based, Growth DCF, Economic Profit).
Is Phillips Edison & Co Inc stock overvalued or undervalued in 2026?
As of Nov 8, 2026, PECO trades below its calculated fair value: price $40.56, fair value $51.09, a gap of about +26% (undervalued). The calculation is refreshed with each new quarterly report, so the verdict can change during the year.
Is fair value the same as the market price of PECO?
No. The price is what the market pays today ($40.56); the fair value is what the company's own numbers justify ($51.09). For Phillips Edison & Co Inc the two are $10.53 per share apart. That gap is exactly why we show both numbers side by side.
How much is Phillips Edison & Co Inc worth?
The market values Phillips Edison & Co Inc at about $5.1B (market capitalisation, as of Nov 8, 2026). Per share that is $40.56; our models calculate a fair value of $51.09 per share.
What do the bullish and bearish scenarios say about PECO?
Our models span a range for Phillips Edison & Co Inc: cautious scenario $22.64, base $51.09, optimistic $135.69 per share (as of Nov 8, 2026, price $40.56). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of PECO?
Phillips Edison & Co Inc trades at a price-to-earnings ratio of 26.7 (as of Nov 8, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of $51.09 is built from several models across several years. Excluding one-off items of fiscal year 2025 it is 45.6 (reported for FY2025: 50.7). Median P/E at fiscal year-end, 5 fiscal years (2021 to 2025), earnings ex one-offs: 75.5. Other multiples: P/B 2.2, P/S 6.7, EV/EBITDA 15.6.
How solid is the balance sheet of Phillips Edison & Co Inc (PECO)?
Balance-sheet figures for Phillips Edison & Co Inc (as of Nov 8, 2026): return on equity 7.6%, debt of 1.00 per unit of equity. They feed the Quality Score of 60/100, which measures business quality independently of the share price.
How far is PECO from its 52-week high?
Phillips Edison & Co Inc trades at $40.56, about 7% below its 52-week high of $43.63 and 22% above the low of $33.21 (as of Nov 6, 2026). Distance from the high says nothing about value: that is what the fair value of $51.09 is for.
Which stocks are comparable to Phillips Edison & Co Inc?
From the same area (Real Estate) we also value Simon Property Group, Realty Income Corporation, Kimco Realty Corporation, Unibail-Rodamco-Westfield SE, among others. Each of them has its own fair-value calculation on this site using the same models, so the comparison is like for like.
Is Phillips Edison & Co Inc stock attractive at the current price?
The data as of Nov 8, 2026: price $40.56, calculated fair value $51.09 (+26%), Quality Score 60/100, from 16 models. Whether that fits your horizon and risk tolerance is your call. We provide the calculation, not investment advice.
How is the fair value of PECO calculated?
We run Phillips Edison & Co Inc through 16 models from 6 families: DCF Models, Dividend Discount, Multiples, Asset-Based, Growth DCF, Economic Profit. Every model gets the same audited fundamentals; the fair value of $51.09 builds on their evidence-weighted average, with the spread shown as a cautious and an optimistic scenario.
Is it still worth investing in stocks now?
The global stock market currently sits 13.0% above its aggregate fair value. Phillips Edison & Co Inc currently trades 21% below its own fair value, and the market average says nothing about that. An expensive market is no reason to stay out and no reason to buy everything at once: keep a broad savings plan running, buy single stocks only with money you can do without, and hold part of your money liquid while the market is high. The full picture including sectors is on is it worth investing now.
What is the share price of Phillips Edison & Co Inc (PECO)?
The closing price on Nov 6, 2026 was $40.56. Our model-based fair value is $51.09, about +26% upside (undervalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with Phillips Edison & Co Inc right now?
The model range is unusually wide ($22.64 to $135.69). The outcome hinges heavily on assumptions, so read the point estimate with caution. Solid quality (60/100) at a price below fair value, the discount is the argument here, not the business quality. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Key figures of Phillips Edison & Co Inc
How large is the market capitalisation of Phillips Edison & Co Inc (PECO)?
The market capitalisation of Phillips Edison & Co Inc is $5.1B. The stock-market value of the whole company: share price times number of shares. It is what the market asks for the entire business today.
What is the P/S ratio of Phillips Edison & Co Inc (PECO)?
The price-to-sales ratio of Phillips Edison & Co Inc is 6.66 (last twelve months). Price to sales: market value relative to yearly revenue. Useful when profit is thin or distorted.
What are the earnings per share of Phillips Edison & Co Inc (PECO)?
Earnings per share at Phillips Edison & Co Inc are $1.43 (price ÷ EPS = P/E 26.7). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of Phillips Edison & Co Inc (PECO)?
The dividend yield of Phillips Edison & Co Inc is 0.8% (payout 20.4%, on adjusted earnings, reported 22.7%). Yearly dividend relative to the share price. 3% pays 3 per 100 invested. Below: how much of profit is used for it.
What is the net margin of Phillips Edison & Co Inc (PECO)?
The net margin of Phillips Edison & Co Inc is 23.9% (last twelve months). How much of every unit of revenue ends up as profit. 10% means 10 cents of profit per dollar of sales.
What is the return on equity of Phillips Edison & Co Inc (PECO)?
The return on equity (ROE) of Phillips Edison & Co Inc is 7.6% (last twelve months). Profit relative to shareholders' equity, how efficiently the company works with its owners' money.
What is the EBIT return on assets of Phillips Edison & Co Inc (PECO)?
On an EBIT basis the return on assets of Phillips Edison & Co Inc is 7.0% (avg 5y). Operating profit (EBIT) relative to everything the company owns, as a multi-year average. It describes the business model rather than one good or bad year.
What is the operating margin of Phillips Edison & Co Inc (PECO)?
The operating margin of Phillips Edison & Co Inc is 29.9% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Phillips Edison & Co Inc (PECO)?
Revenue at Phillips Edison & Co Inc is growing +5.7% versus a year earlier (3y avg +8.4%). How much revenue grew versus a year earlier (YoY). The 3-year average next to it puts the single year in context.
How fast are earnings growing at Phillips Edison & Co Inc (PECO)?
Earnings per share at Phillips Edison & Co Inc are growing +150% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does Phillips Edison & Co Inc (PECO) carry?
The net debt of Phillips Edison & Co Inc is $2.5B (fiscal year 2025, ≈ 11.7 yrs of FCF). Debt minus cash on hand. The note shows how many years of free cash flow could in theory pay it off.
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Broad data
Nov 8, 2026